Material and labor costs keep moving in 2026. Every North Star budget, cost evaluation, and bid is checked against current supplier pricing before it goes out, so owners, property managers, GCs, and roofing partners can plan with numbers that hold up.
Not every project needs a hard bid on day one. We match the level of estimate to where your project is.
Planning accuracy: about ±20–25%
For capital planning, reserve studies, and early go / no-go decisions. Based on roof area, system type, existing conditions, and current market ranges.
Planning accuracy: about ±10%
A field-verified review of the roof and the scope. We look at the deck, drainage, insulation, flashings, sheet metal, and access, then price it with current material quotes.
Firm price, held 30 days
Plan-and-spec takeoff with supplier-confirmed pricing, manufacturer warranty requirements, and clear RFIs for anything the documents leave open.
Enter your roof size and conditions. The range uses 2026 installed-cost data and updates as you change inputs. It is a planning budget, not a quote.
Includes membrane or panel system, insulation, standard flashings, and labor. Excludes deck replacement, structural repairs, permits, engineering, rooftop equipment work, and prevailing-wage requirements unless noted. Final pricing depends on a site review and current supplier quotes.
Turn This Into a Real Cost EvaluationPublished 2026 installed-cost ranges per square foot. We use these as a starting point, then confirm current material pricing with suppliers before any proposal is issued.
| System | Installed $/SF (2026) | Best fit |
|---|---|---|
| TPO 60 mil, mechanically attached | $7.00 – $9.50 | Warehouses, retail, office – best all-around value |
| TPO 60 mil, fully adhered | $8.00 – $12.00 | High-wind zones, cleaner look, less flutter |
| EPDM 60 mil | $6.00 – $10.00 | Cold climates, long hold periods |
| PVC 60 mil | $9.00 – $15.00 | Restaurants, food plants, grease or chemical exposure |
| Modified bitumen, 2 ply | $6.00 – $11.00 | Heavy foot traffic, redundancy |
| Roof coating / restoration | $2.50 – $5.00 | Sound roofs with dry insulation – extends service life |
| Standing seam metal | $10.00 – $18.00 | Low-to-steep slope, long service life |
| Tear-off adder | $1.25 – $2.50 | Per existing roof layer removed |
Sources: The Roofing Brief – Commercial Roof Replacement Cost 2026; The Roofing Brief – Commercial Roofs 2026 Overview; Upstate Roofing Pros – tear-off costs. Ranges are national planning figures; Indiana and Illinois pricing is confirmed per project.
Drawings, specs, EDGE or measurement reports, photos, or just an address – send what you have and we will tell you what level of estimate makes sense.
